269 Vickey Dr · Richlands, VA 24641

$70,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 104 Days on market

Built 1955 0.45 ac lot $71/sqft · 43% below area Est $122k · 43% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +6.0/10.0
• Appreciation +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Built in 1955 this home located in the town of Richlands can be your next home or investment opportunity. With a new metal roof and PEX pipes throughout the home, this two bedroom, one bath could be perfect for you. It also offers an unfinished basement for potential storage, a covered front porch, and an enclosed back porch.

Key facts

• Covered front porch
• New metal roof
• Enclosed back porch

Tags

• NEW METAL ROOF
• PEX PIPES
• UNFINISHED BASEMENT
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.4% in Richlands — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#314 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B+; Watch: crime C-, amenities F, commute F.
• Tazewell County Public School District (town): math 67% / reading 78% proficiency, ranked #21 of 131 in VA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $484 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tazewell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.97%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $121,895
• List price: $70,000
• Delta: -42.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Royal St	0.31mi	2/1.0	899 (-9%)	16mo	$67,000	$75	57
106 Fairview St	0.53mi	3/2.0 (+1)	1,000 (+1%)	10mo	$140,000	$140	56
219 Oak St	0.49mi	2/1.0	1,018 (+3%)	20mo	$65,000	$64	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.49×
• Total profit: $9,654
• Equity at exit: $14,015

10-year hold

• IRR: 18.8%
• Equity multiple: 2.74×
• Total profit: $34,069
• Equity at exit: $12,379

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 24641

• Home prices YoY: -1.3%
• Active inventory: 44
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $277

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 64%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $70,000 Active 104 DOM
2. 2026-06-18
   days on market $70,000 Active 103 DOM
3. 2026-06-17
   days on market $70,000 Active 102 DOM
4. 2026-06-16
   days on market $70,000 Active 101 DOM
5. 2026-06-15
   days on market $70,000 Active 100 DOM
6. 2026-06-14
   days on market $70,000 Active 98 DOM
7. 2026-06-12
   days on market $70,000 Active 97 DOM
8. 2026-06-09
   days on market $70,000 Active 94 DOM
9. 2026-06-08
   days on market $70,000 Active 93 DOM
10. 2026-06-07
    days on market $70,000 Active 92 DOM
11. 2026-06-03
    days on market $70,000 Active 88 DOM
12. 2026-06-02
    days on market $70,000 Active 87 DOM
13. 2026-06-01
    days on market $70,000 Active 86 DOM
14. 2026-05-31
    days on market $70,000 Active 85 DOM
15. 2026-05-30
    days on market $70,000 Active 84 DOM
16. 2026-04-14
    price $70,000 327-char remark

    Show marketing remark (327 chars)

    Built in 1955 this home located in the town of Richlands can be your next home or investment opportunity. With a new metal roof and PEX pipes throughout the home, this two bedroom, one bath could be perfect for you. It also offers an unfinished basement for potential storage, a covered front porch, and an enclosed back porch.

17. 2026-04-10
    price $70,000 327-char remark

    Show marketing remark (327 chars)

    Built in 1955 this home located in the town of Richlands can be your next home or investment opportunity. With a new metal roof and PEX pipes throughout the home, this two bedroom, one bath could be perfect for you. It also offers an unfinished basement for potential storage, a covered front porch, and an enclosed back porch.

18. 2026-03-09
    listed $80,000 Active 327-char remark

    Show marketing remark (327 chars)

    Built in 1955 this home located in the town of Richlands can be your next home or investment opportunity. With a new metal roof and PEX pipes throughout the home, this two bedroom, one bath could be perfect for you. It also offers an unfinished basement for potential storage, a covered front porch, and an enclosed back porch.

19. 2026-03-07
    listed $80,000 Active 327-char remark

    Show marketing remark (327 chars)

    Built in 1955 this home located in the town of Richlands can be your next home or investment opportunity. With a new metal roof and PEX pipes throughout the home, this two bedroom, one bath could be perfect for you. It also offers an unfinished basement for potential storage, a covered front porch, and an enclosed back porch.

20. 2022-01-10
    soldstatus $52,000
21. 2022-01-10
    soldstatus $52,000
22. 2021-05-31
    listed $59,900
23. 2021-05-31
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $346 · $29/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$228/yr (+$19/mo · 66.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,668
• − Mortgage interest: −$3,921
• − Property taxes: −$346
• − Insurance: −$350
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,036
• Taxable income: $2,308
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $2,773/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tazewell County Public School District
• NCES district ID: 5103810
• Math proficiency: 67% ▼ -23.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $37,003
• Composite: 60.16/100
• National rank: #865
• State rank: #21 of 131 in VA

Livability — Richlands

• Score: 66/100
• State rank: #314
• US rank: #11229

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A- Health & safety C+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richlands, VA
• Population (ZIP): 5,417

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 38,275 people
• By 2030: 35,719 · -6.7%
• By 2040: 30,875 · -19.3%
• By 2050: 26,798 · -30.0%
• By 2075: 19,286 · -49.6%
• By 2100: 13,631 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Tazewell

• 2024 margin: Solid R (+68.9) · D 15.3% · R 84.2%
• 2008→2024 swing: -36.0pp toward R · 2008: -32.9pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.2 2016: R+66.3 2012: R+57.5 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.87%
• Current HPI: 141.9823
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+16.9% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $70,000 SWVAR
• 2026-04-10 Price Changed $70,000 NRVMLS
• 2026-03-09 Listed $80,000 SWVAR
• 2026-03-07 Listed $80,000 NRVMLS
• 2022-01-10 Sold (MLS) $52,000 SWVAR
• 2022-01-10 Sold (MLS) $52,000 MTCBOR
• 2021-05-31 Listed $59,900 SWVAR
• 2021-05-31 Listed $59,900 MTCBOR

Property tax history

+4.3%/yr

Latest (2025): $346 · +0.0% YoY. Source: county tax records.